Delegated Item Report

Description of Development: Rear and side extensions with internal remodelling.

Application Number: NP/DDD/0419/0384 P File Number: 6116

Planning Case Officer: AM Signature:

Authorised By: JK Signature:

Date of Authorisation: 26/6/19

National policy: NPPF

Core Strategy policies: GSP1, GSP3, DS1 and CC1

Development Management policies: DMC3, DMH7, DMT3 and DMT8

List of Background Papers (not previously published)

Human Rights

Any human rights issues have been considered and addressed in the preparation of this report.

Site and surroundings

Westlowe Lodge is a detached two storey property located on the north side of Jaggers Lane in open countryside to the west of Hathersage.

The house was constructed as a replacement dwelling following the grant of planning permission in 2000 and is constructed from gritstone under a blue slate roof. It occupies a prominent location and stands in an elevated position relative to the road, with a steeply sloping bank between the roadside and the principal elevation.

The property currently has no off-road parking provision but benefits from planning permission granted in 2019 for the creation of a parking area and access. Pedestrian access to the property currently is via the public right of way which runs along the eastern boundary of the curtilage.

The nearest neighbouring residential properties are Sunnybank Cottages to the east.

Proposal

The erection of a two storey side extension and a two storey rear extension.

The existing single storey side extension would be increased in height to two storeys constructed from matching materials to provide a third bedroom at first floor. The existing single storey rear extension would also be increased in height to two storeys and provided with a gable form and pitched roof perpendicular to the main roof. This extension would provide space to re-configure the staircase and bathrooms internally. A single storey ‘lean-to’ is also proposed off the rear extension to provide a utility. The rear extensions would be constructed from materials to match the existing building.

**Key Issues**

- The impact of development upon the character, appearance and amenity of the existing building, its setting and that of neighbouring properties.

**Relevant History**

2000: Rebuilding of existing dwelling, granted subject to conditions

2018: Formation of off road parking with associated retaining wall and access paths, granted subject to conditions

2019: Proposed variation of approved plans from 2018 permission, granted subject to conditions.

**Consultation**

Parish Council: No objection as this makes the property into a 3 bedroom house which are in short supply in the village.

District Council: No response to date.

Highway Authority: No objection.

**Representations**

No representations have been received to date.

**Policy**

National Park designation is the highest level of landscape designation in the UK. The Environment Act 1995 sets out two statutory purposes for national parks in England and Wales:

- Conserve and enhance the natural beauty, wildlife and cultural heritage
- Promote opportunities for the understanding and enjoyment of the special qualities of national parks by the public

When national parks carry out these purposes they also have the duty to: Seek to foster the economic and social well-being of local communities within the national parks.

**National Planning Policy Framework**

In the National Park the development plan comprises the Authority’s Core Strategy 2011 and the Development Management Policies 2019. Policies in the Development Plan provide a clear starting point consistent with the National Park’s statutory purposes for the determination of this application and are up to date and in accordance with the NPPF. Para 130. Of the NPPF states that Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, taking into account any local design standards or style guides in plans or supplementary planning documents. Conversely, where the design of a development accords with clear expectations in plan policies, design should not be used by the decision-maker as a valid reason to object to development. Local planning authorities should also seek to ensure that the quality of approved development is not materially diminished between permission and completion, as a result of changes being made to the permitted scheme (for example through changes to approved details such as the materials used).

Para 172. Of the NPPF states that great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty. The conservation of wildlife and cultural heritage are important considerations in all these areas, and should be given great weight in National Parks and the Broads.

Core strategy policies

Policy GSP1 sets out the broad strategy for achieving the National Park’s objectives having regard to the Sandford Principle, (that is, where there are conflicting desired outcomes in achieving national park purposes, greater priority must be given to the conservation of the natural beauty, wildlife and cultural heritage of the area, even at the cost of socio-economic benefits). GPS1 also sets out the need for sustainable development and to avoid major development unless it is essential, and the need to mitigate localised harm where essential major development is allowed.

Policy GSP3 sets out development management principles and states that all development must respect, conserve and enhance all valued characteristics of the site and buildings, paying particular attention to, amongst other elements, impact on the character and setting of buildings, scale of the development appropriate to the character and appearance of the National Park, design in accordance with the National Park Authority Design Guide and impact on living conditions of communities.

Policy CC1 requires development to maximise energy and water conservation. The climate change and sustainable building Supplementary Planning Document (SPD) provides more guidance on sustainable building, renewable energy and water conservation.

Development management policies

Policy DMC3 requires the detailed treatment of development to be of a high standard that respects, protects and where possible enhances the landscape, biodiversity and cultural heritage of the National Park. Particular attention will be paid to (amongst other things) scale, form and massing, design, details and materials, landscaping, amenity and the principles embedded in the design related Supplementary Planning Documents (SPD).

The Alterations and Extensions detailed design guide SPD is relevant. Chapter 3 deals with extensions specifically.

Policy DMH7 says that extensions and alterations to dwellings will be permitted provided that the proposal does not detract from the character, appearance or amenity of the original building, its setting or neighbouring buildings or dominate the original dwelling, amount to the creation of an independent dwelling or harm the landscape or other valued characteristics of the National Park. Policies DMT3 and DMT8 require the provision of safe access and adequate off-street parking for residential development.

Assessment

Westlowe Lodge is a relatively modern dwelling having been built as a replacement dwelling following the grant of planning permission in 2000. The dwelling has been constructed to reflect the local building tradition in the National Park with a strong horizontal emphasis to the main form with a sub-ordinate single storey extension to the rear with pitched roofs clad with traditional materials and window and door detailing.

Proposed side extension

Our adopted Alterations and Extensions Design Guide Supplementary Planning Document (SPD) is relevant and paragraph 3.3 says that the key aim with extensions is to achieve a complementary relationship between the existing building and its context. The three main factors to consider are massing, materials, detailing and style.

Paragraph 3.4 says that extensions should be smaller than the existing property to allow the existing house to remain dominant. The proportions of the extension should reflect the proportion of the parent building. For example if the house has a horizontal proportion then the extension should be proportioned to match. Too many houses have a tall, one-bay addition to the side with a vertical proportion which looks wrong and less traditional in appearance.

The diagrams on page 16 following paragraph 3.4 give examples of proportions of extensions.

Paragraph 3.5 says that side extensions should take their cue from the front elevation and be set back from the front elevation. Side extensions should not be too long or too high.

The proposed side extension would be above the existing single storey extension, increasing the eaves height of the extension to match that of the main roof. The proportions of the proposed extension would not match the main dwelling. The main dwelling has a horizontal proportion and the proposed extension would have a vertical proportion. The proposed south elevation closely reflects diagram 26 on page 16 of the SPD.

In terms of proportion the existing single storey element reflects the main building and increasing the height of the extension as proposed would result in a tall one bay addition which would be at odds with the traditional design of the dwelling. The extension would be set back but its verticality would still be clearly read and would dominate the original building, spoiling its character and appearance. The fact that the dwelling occupies an elevated and prominent location relative from the road would exacerbate this impact.

There are no objections to the proposed materials or detailing of the extension, which would reflect the existing building. However the proportions of the proposed extension are not in accordance with our adopted SPD and in this case the proposed design would harm the character and appearance of the dwelling. The proposed side extension is therefore contrary to policies GSP3, DMC3 and DMH7.

Proposed rear extension

Paragraph 3.6 of the SPD says that rear extensions are often the easiest to accommodate. A rear two storey gabled extension is suited to a later type of property, however the gable width of the new extension should be narrower than the original building. The proposal is for a two storey gabled extension to the rear of the property. The form of the proposed extension reflects our design guide. The width of the extension would be the same as the main gable but this would not interfere with the main roof. The proposed 'lean-to' would be a further subordinate element of a simple form. The proposed materials and detailing are appropriate and reflect the main building.

The form, mass, scale, materials or detailing of the rear extension is in accordance with our adopted SPD and would conserve the character and appearance of the property in accordance with policies GSP3, DMC3 and DMH7.

Other Issues

Given the distance and relationship to neighbouring properties there are no concerns that the development would harm the amenity, security or privacy of any neighbouring property.

There is no off-street parking for the property. There is planning permission to create an access and off-street parking area, however this has not been implemented to date. There is ample on street parking adjacent to the site and the number of required spaces would not increase due to the development.

We therefore agree with the Highway Authority that the development would not harm highway safety or the amenity of road users.

The comments from the Parish Council are noted. There is no evidence of a lack of three bedroom properties in the village and given that the property is a market dwelling only little weight can be given to this issue. There are potentially other design solutions to achieve a third bedroom at this property and therefore this issue would not outweigh the concerns raised above.

Conclusion

We therefore conclude that the proposed side extension would have a harmful impact upon the character and appearance of the property contrary to our adopted design guide. The proposed rear extensions would conserve the character and appearance of the property.

Officers have discussed the design issues with the applicant and agent and have recommended that consideration be given to a larger rear extension to facilitate the proposed additional bedroom space. Such an extension could potentially be in the form of a double rear gable or alternatively a parallel gable as described in paragraph 3.7 of the alterations and extensions design SPD.

The agent has requested that the Authority determine the application as submitted and has agreed to our suggestion that, in this circumstance, the Authority impose a condition to effectively omit the side extension from the scheme. In the absence of a revised scheme we do consider that this is necessary for the development to be acceptable. Such a condition is not considered to be unreasonable given the agreement of the applicant.

Other conditions to secure the approved plans and minor design details would be recommended to secure a high standard of detailed design in accordance with policies GSP3 and DMC3.

Recommendation

APPROVE subject to the following conditions or modifications:

1. Statutory time limit

2. Approve specified plans subject to the following conditions.

3. Notwithstanding the approved plans, no planning permission is granted for the two storey side extension which is omitted from the scheme.

4. The external surfaces of the extension hereby approved shall be constructed from materials to match the existing building.

5. The new windows and doors shall be timber and at the time of erection shall be painted to match the finish of the existing windows and doors.

6. The new windows and doors shall be recessed to match the existing windows and doors.

7. Black gutters on brackets.

8. Cement verges with no projecting timber work.